Property description

An exceptionally spacious and well-arranged 4/5 bedroom (1 with en suite) halls adjoining 1930's semi-detached family home situated on a peaceful cul-de-sac backing onto Coombe Dingle sports centre playing fields, offering tastefully decorated and presented accommodation throughout, a level 46ft rear garden, off street parking and a garage.Fabulous loft conversion (2013 created by Jon Pritchard, a well-regarded specialist loft conversion company), offering a large double bedroom with en suite and Juliette balcony with fabulous views.Situated on Coniston Avenue, a sought after cul-de-sac backing onto Coombe Dingle sports centre playing fields and a pleasant level walk to the shops and cafes of Stoke Lane, also handy for Westbury-on-Trym village and bus links to central areas

GROUND FLOOR

APPROACH:
via pathway leading beside level lawned front garden and driveway to the covered entrance and main front door to the property.

ENTRANCE HALLWAY: - (13'7\" x 8'0\" max inclusive of staircase) (4.14m x 2.44m)
bright and welcoming entrance hallway with staircase rising to first floor landing, original exposed parquet flooring, radiator, wall mounted thermostat control for central heating, understairs cupboard providing useful storage and housing fuse box for electrics and doors leading off to sitting room, large family kitchen/dining room and cloakroom/wc.

SITTING ROOM: - (front) (15'4\" max into bay x 13'5\" max into chimney recess) (4.67m x 4.09m) wide
bay to front comprising double glazed windows, original ceiling panelling and picture rail, art deco style fireplace with inset gas coal effect fire, built in cabinets to chimney recesses with open shelving over, radiators.

KITCHEN/DINING ROOM: - (21'9\" x 14'2\" max into bay) (6.63m x 4.32m)
fabulous sociable kitchen/dining space with a modern fitted kitchen comprising base and eye level gloss cream units with silestone worktop over with inset 1½ bowl sink and drainer unit, central island with overhanging breakfast bar, inset stainless steel electric oven, 4 ring gas hob and useful pan drawers, ample space for dining room table and chairs, wide bay to rear with double glazed windows overlooking rear garden, oak flooring, radiators, sliding door accessing useful recessed utility area (housing plumbing and appliance space for washing machine, open shelving and wall mounted Worcester gas boiler) and double glazed double doors leading into lean to which in turn accesses rear garden. N.B. The lean to could potentially be removed affording more garden space or re-designed and extended creating further living space, subject to any necessary consents.

CLOAKROOM/WC:
low level wc with concealed cistern, wash hand basin with tiled splashbacks and built in cabinet beneath.

FIRST FLOOR

LANDING:
generous landing with doors off to bedroom 2, bedroom 3, bedroom 4 and family bathroom/wc, staircase continues up to the second floor landing.

BEDROOM 2: - (front) (15'2\" max into bay x 13'2\" max into chimney recess) (4.62m x 4.01m)
generous double bedroom with wide bay to front comprising leaded double glazed windows and offering a pleasant outlook down Coniston Avenue towards Coombe Dingle sport centre playing fields, picture rail, radiator and door through to adjoining room which could have a number of uses (nursery/occasional bedroom 5/study or as a dressing room).

BEDROOM 3: - (rear) (14'3\" max into bay x 11'0\") (4.34m x 3.35m)
double bedroom with wide bay to rear comprising double glazed windows and offering a fabulous outlook over the adjoining Coombe Dingle sports centre playing fields. Picture rail and radiators.

BEDROOM 4: - (rear) (10'5\" x 7'1\") (3.18m x 2.16m)
double glazed windows to rear offering a similar outlook as bedroom 3, picture rail and radiator.

FAMILY BATHROOM/SHOWER/WC: - (8'0\" x 7'2\") (2.44m x 2.18m)
white suite comprising double ended panelled bath with central mixer taps, oversized shower enclosure with system fed dual headed shower, low level wc and wash basin with cabinet beneath, heated towel rail, extractor fan, inset spotlights and double glazed windows to side.

SECOND FLOOR

LANDING:
skylight window providing natural light through landing and stairwell and door accessing bedroom 1.

BEDROOM 1: - (20'3\" max taken below sloped ceilings x 12'10\" max/9'9\" min + additional recess) (6.17m x 3.91m/2.97m)
fabulous loft conversion completed in 2013 by Jon Pritchard, a well-regarded loft conversion specialist, creating a generous double bedroom flooded with natural light and offering a surprising amount of space due to the dormers to the rear and side, door accesses en suite shower room/wc, further doors access useful storage space, clever low level partition creating a headboard for the bed and additional wardrobe space behind, built in dressing table and cupboards, Velux skylight window to front, inset spotlights, double glazed window to side and double glazed double doors with glazed Juliette balcony offering a fabulous outlook over the Coombe Dingle sports centre playing fields.

En Suite Shower Room/wc: - (7'8\" max x 5'6\") (2.34m x 1.68m)
generous en suite shower room with oversized shower enclosure with dual headed shower, low level wc, wash basin with built in drawers beneath, Velux skylight window, further double glazed window to side, extractor fan, inset spotlights, tiled floor with underfloor heating and chrome effect heated towel rail.

OUTSIDE

GARDENS:

Front:
level lawned front garden with low level boundary wall to front, pathway leading to covered entrance and front door and driveway beside providing off street parking.

Rear: - (46ft x 30ft max reducing to 21ft) (14.02m x 9.14m/6.40m)
a level rear garden with generous patio seating area closest to the property and a real sense of privacy as you are not backing onto another property, level lawned sections, raised decked seating area at the bottom of the garden with mature tree beside and further clay area behind garage door accesses useful bike and garden store behind the garage.

OFF STREET PARKING & GARAGE:
there is a brick paved driveway to the front of the property providing off street parking and leading right down beside the property to a single garage.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents, tel: 0117 946 6690.

FIXTURES & FITTINGS:
only items mentioned in these particulars are included in the sale. Any other items such as carpets etc. are not included but may be available by separate arrangement.

PLEASE NOTE:
1.The photographs may have been taken using a wide angle lens.2.Any services, heating systems, appliances or installations referred to in these particulars have not been tested and no warranty can be given that these are in working order. Whilst we believe these particulars to be correct we would be pleased to check any information of particular importance to you. 3.We endeavour to make our sales details accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation or give any warranty in relation to the property and we have no authority to do so on behalf of the seller. 4.Please contact us before viewing the property. If there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property. 5.Any floor plans provided are not drawn to scale and are produced as an indicative rough guide only to help illustrate and identify the general layout of the property.6.Any reference to alterations to, or use of, any part of the property is not a statement that any necessary planning, building regulations, listed buildings or other consents have been obtained. These matters must be verified by any intending buyer.7.Please be aware that firstly, areas of first priority (AFP) for schools do change and, secondly, just because a property is located within an AFP this does not mean schooling is guaranteed for resident children. Please make appropriate enquiries of the local authority to ensure you are fully aware of the exact position prior to exchange of contracts.

Property Features :

• Ground Floor: entrance hallway, sitting room, kitchen/dining room and cloakroom/wc
• First Floor: landing, bedroom 2, bedroom 3, bedroom 4 and family bathroom/wc
• Second Floor: landing, bedroom 1 with en suite shower room/wc
• A practical and inviting family home in a highly desirable location